New construction homes offer an enticing fresh start, with 26 of the 231 active single-family listings currently new builds in Garfield County. This year, 22 of the 502 homes sold were new constructions. While the excitement of a brand-new space is palpable, it’s crucial to navigate the journey with a clear plan and informed support. Below, we’ll walk through key considerations, common expenses, and the main pathways to owning a new construction home in our valley.

Three Main Paths to New Construction Ownership

1. Owner-Built Custom Homes: For those desiring total control, purchasing land and managing your build is an option. This approach allows for full customization but requires coordinating with architects, contractors, and securing a construction loan.

2. Spec Homes (or “Move-In Ready” Homes): With spec homes, developers anticipate buyer interest and construct homes to popular specifications. These homes offer convenience and may allow for minor modifications. Communities like Ironbridge have builder-specific contracts that streamline this process, where buyers purchase land and finance construction through builder agreements.

3. Local Developer Builds: Smaller developers often build and finance homes that can be purchased with traditional loans (conventional, FHA), ready for move-in upon completion.

New Construction Considerations for Buyers

1. Take Your Buyer’s Agent to the Initial Visit Having your buyer’s agent present from the start ensures you have someone advocating solely for your interests. • Without an agent, buyers rely on the builder’s representative, who ultimately works for the builder, not the buyer.

2. Research the Builder’s Reputation Investigate the builder’s past projects, reputation for quality, and customer satisfaction. • Reading reviews, visiting completed communities, and speaking with past buyers can provide valuable insights.

3. Review Covenants and HOA Documents New construction communities often have detailed HOA guidelines. • Understanding these rules helps buyers avoid surprises after moving in, especially around modifications and usage restrictions.

4. Determine the Property Taxes New developments may have higher initial property taxes due to special valuations or levies. • Buyers should verify with local authorities to anticipate potential increases as the community grows.

5. Check for Special Taxing Districts New construction often falls within special taxing districts that can increase property costs. • Understanding these taxes is essential for long-term budgeting.

6. Don’t Close with Outstanding Punch List Items Ensure that all agreed-upon work is completed before closing. • A completed punch list before ownership transfer is crucial, as it’s often difficult to get builders to return after closing.

. Consider an Attorney’s Review of the Contract Builders use contracts that may favor their interests. An attorney can protect the buyer’s rights. • Contracts for new construction can be complex, so a legal review helps buyers fully understand their obligations and protections.

8. Hire a Third-Party Inspector Even new homes can have issues, so a third-party inspection offers an unbiased assessment. • An independent inspection can identify details overlooked by the builder.

9. Get Receipts and Verify All Upgrades Collect receipts for upgrades and verify completion before closing. • This documentation ensures all work meets specifications, helping buyers avoid discrepancies or unfulfilled promises.

Anticipate Post-Move-In Expenses Moving into a new construction doesn’t necessarily mean it’s all set and ready. Often, buyers find additional costs for items not included in the initial build. Here are some common post-move-in expenses to budget for:

• Window Treatments: Many new homes don’t come with window coverings, an essential yet often-overlooked cost.

• Landscaping: In many developments, the yard may be left unfinished, requiring a considerable investment in landscaping—a cost that has risen in recent years.

• Appliances: While the kitchen may be complete, washer and dryer units are often not included.

• Fencing and Exterior Lighting: These are not always part of the initial package, especially in large developments.

• Additional Storage: New builds may offer less built-in storage, requiring investment in shelving, racks, or cabinetry. In our valley, local communities like Ironbridge have unique offerings where partnerships with specific builders streamline the process and offer semi-customizable spec homes.

Whether you’re after a fully custom home or the convenience of a ready-built option, new construction can be an excellent choice when approached with the right planning. With these insights in mind, you’ll be better prepared to navigate the journey of purchasing a new construction home, ensuring a smooth process from initial contract to final move-in.